Crystal Palace & Upper Norwood · Croydon · Streatham and Croydon North constituency · 51.40679, -0.08459

SE25 6BA— Crystal Palace & Upper Norwood, Croydon

Location and area intelligence for SE25 6BA, Crystal Palace & Upper Norwood, Croydon

The family fortress

 

Schools 100%Safety 85/100Transport 31/100

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
57
Safety
85
Schools
90
Transport
31
Environment
62
Investment
54

The bottom line

SE25 6BA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: very high noise — check proximity to rail lines.

Less suited to Car-free commuters.

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Location

SE25 6BA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: CautiousRisk: Medium

London Benchmarks

vs London income-5.5% vs London avg
vs London crime-45.0% vs London avg

Deep-dive guides for SE25 6BA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How SE25 6BA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Cypress Primary School

Good · Inspected Oct 2019 · 2 min walk

KS2: 104.7

—

Secondary

Harris City Academy Crystal Palace

Not yet inspected · Inspected Apr 2025 · 10 min walk

P8: +0.29A8: 51.8

100% of local schools rated Good or Outstanding · based on 11 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Thornton Heath Nursery School

Good · 17 min walk

3 primaries · 2 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

35.6 incidents per 1,000 residents

Better than 75% of London
→ Stable

-45% vs borough

Crime by type

Violence & sexual offences31%
Anti-social behaviour22%
Vehicle crime21%
Other16%
Drug offences5%
Burglary5%
Theft0%
Robbery0%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: West Norwood Fire Station · 2.6km

Crime is 45% below London average

Property

Prices, sales volume and market trends

Avg floor area66.8 m²

EPC breakdown

B
13%
C
1%
D
5%
E
1%

Based on 20 properties · Confidence: medium

Street mix

Detached 13%Flat 88%

LHA rates — Outer South London

Shared room£569/mo
1 bedroom£950/mo
2 bedrooms£1200/mo
3 bedrooms£1500/mo
4 bedrooms£1950/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield851 kWh/kWp/yr
Rebuild cost estimate£167,000
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2019
Walls²K
Roof²K
Heating fuelElectricity: electricity, unspecified tariff
GlazingHigh performance glazing
Council tax band Band CAnnual charge £1,852
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1997–2021 · CAGR

+7.2%

Total change

+425%

Market Activity

Price Velocity & Acceleration

Current Velocity

-16.9%

per year

Acceleration

-20.93

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £200k–£250k · P75: £150k–£175k · 16 sales

Property Type Mix

Total: 16 sales

Detached12.5%
Flat/maisonette87.5%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1997–1999£61k£75k+22.1%1
Post-dot-com plateau2002–2004£155k£174k+11.9%1
Pre-crash peak2006–2007£179k£275k+53.4%1.5
GFC & correction2012–2012£170k£170k+0%1
Help-to-Buy recovery2016–2016£305k£305k+0%1
Brexit uncertainty2017–2017£370k£370k+0%1
Pandemic surge2020–2021£385k£320k-16.9%2

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Flat/maisonette+0% α
Local
5.6%
District
5.6%

CAGR over 14yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

100out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Norwood Junction→ London Bridge· 6 tph
12 min

Nearby stations

Norwood Junction Rail StationWindrush · Southeastern
16 min walk
Norwood JunctionNational Rail
16 min walk
Anerley Rail StationSouthern · Windrush
18 min walk
Crystal Palace Rail StationWindrush · Southern
19 min walk
Harrington Road Tram StopTram
23 min walk
No bus stops within 400m

19

Walkability score

25

Footpaths (500m)

0

Santander docks (800m)

3.5 km

Nearest cycle dock

Central London commute times

London Bridge ★37 min
Victoria59 min ↑
Waterloo53 min ↑
Canary Wharf53 min ↑
City49 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

5

Car parks (800m)

0

EV chargers (800m)

Nearest car park332m
Santander docks (800m)0
Nearest cycle dock3.5 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterLOW
Low
Air qualityLOW
NO₂: 30.0 µg/m³ · PM2.5: 15.0 µg/m³
Better than 75% of London
NoiseVERY HIGH
road
Among London's noisiest areas
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.2 km away✗ Not Green Belt✗ Not AONB38% green spaceTree canopy: 10%
More green space than 91% of London

Nearest SSSI: Croham Hurst SSSI — 6.1 km

Energy

Solar: 851 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,530 hrs/yr

Sunshine

595 mm/yr

Rainfall

22.9°C

Summer avg

3.0°C

Winter avg

Solar yield851.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

MERSHAM MEDICAL CENTRE

30 NORBURY ROAD, CR7 8JN

11 min walk

91%

Recommend GP

91%

Overall GP experience

1

GPs within 1km

2

Dentists within 1km

3

Care homes (1km)

Nearest hospital · 1.6 km
Nearest A&ECROYDON HEALTH SERVICES NHS TRUST · 2.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%65.3%

Amenities

Shops, restaurants, parks and more

30

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

6

Sports (1km)

2

Convenience

No pubs within 400m — nearest: Clifton Arms (1.2 km)

Nearest supermarket1.1 km
5 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,340 licensed premises in borough380 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

1.3km

Post office

Nearby shops

Greens278 m
Premier327 m
Crystal Convenience Store387 m
Vicky Corner Shop659 m

Nearby cafes

Cafe De Niro341 m
Chave do Douro376 m
The Lakes Cafe638 m
Brown & Green Cafe1.2 km

Nearby restaurants

Fryer Brothers336 m
The Beulah Spa935 m
Yuki's Kitchen1.0 km
Urban Orient1.2 km

Nearby pubs

Clifton Arms1.2 km
The White Hart1.2 km

Nearby gyms

Croydon Sailing Club622 m
Lewis Sports Centre776 m

Nearby pharmacies

Day Lewis Pharmacy382 m
Food hygiene (5-star)61% of 18

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
328

High street

E

High street health

Investment

Investment grade, yield and market outlook

54

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,250London avg: £1,950/mo
Gentrification score15/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition328

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+4.2%

Rent growth (1yr)

Market liquidity

Future outlook

23.6

Price growth score

E
Low

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route4,261m
Crossrail 2 route8,240m

Demographics

16 Jun

Population, deprivation and income

Decile 5/10

Around average

Index of Multiple Deprivation

Average deprivation level

Rank: 16,322 nationally

1,630

Est. population

7,680/km²

70%

Employed

55%

Degree educated

£39,700

Median income

5.9%

Claimant rate

SuburbanHigh densityEstablished mixed

45

Community stability

Age profile

22%
19%
27%
21%
Under 1822%
18–3419%
35–4927%
50–6421%
65+10%

Tenure

20%
38%
30%
Own outright20%
Own (mortgage)38%
Private rent30%
Social rent12%
Shared ownership0%
Rent free0%

Ethnicity

44%
15%
22%
White British44%
White Other15%
Asian8%
Black22%
Mixed8%
Other3%

Employment & lifestyle

Managerial / professional46%
Routine / semi-routine16%
No car household40%
Unemployed5%
No qualifications11%

Housing tenure (Census 2021)

Private rent30%
Social rent12%

vs. London

Income vs London-5.5%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
5
Live planning apps (800m)
3
Development activity
low
Residential apps (800m)
1
Commercial apps (800m)
0
Major developments (800m)
0
Planning apps (3 years)
5
Borough approval rate
68%
Opportunity area
No
CIL rate (residential)
£110/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
12
Largest scheme
128 homes · 6 - 8, 6 - 8, Sylvan Hill, Upper Norwood, SE19 2QF
Pipeline pressure
NONE

Named schemes (500m)

33, 33, ROSS ROAD, SE2540 homes
completed
BEAULIEU HEIGHTS &, 266, BEAULIEU HEIGHTS &, 266, SOUTH NORWOOD HILL, SE2517 homes
completed
236, 236, SOUTH NORWOOD HILL, SE2516 homes
completed
Gayfare 2 - 4, Gayfare 2 - 4, Grange Hill, South Norwood, SE25 6SX13 homes
completed
297, 297, WHITEHORSE LANE, SE2510 homes
completed

Politics

Local councillors and MP

Ward majority
Green
Ward majority vote
13.3%
Ward turnout
47%
Election year
2026
MP
Steve Reed (Labour (Co-op))
MP majority
15,603
Constituency
Streatham and Croydon North

Councillors

Claire BonhamLib Dems
Natalie Louise VestyGreen
Mark AdderleyGreen

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Key facts for SE25 6BA

Full postcodeSE25 6BA
Postcode districtSE25
BoroughLondon Borough of Croydon
WardCrystal Palace & Upper Norwood
Latitude51.406793
Longitude-0.084588
Parliamentary constituencyStreatham and Croydon North
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
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